8 Mercer St · Baldwinsville, NY 13027

$220,000

4 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 11 Days on market

Built 1958 0.26 ac lot Est $304k · 28% under ↓ 2% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.3/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8 Mercer Street in the heart of Baldwinsville—an opportunity-packed ranch offering space, flexibility, and endless potential. This home features 5 bedrooms on the main level, including a generously sized fifth bedroom created from a converted garage—offering multiple possibilities to suit your needs. Inside, you’ll find a functional layout ready for your personal touch. With much of the groundwork already in place, this home is a true blank canvas. The spacious kitchen and dining areas could easily be reimagined into an open-concept layout by removing a wall, creating a more modern and connected living space. Along the back of the home, you’ll find a gener

Key facts

• Spacious kitchen
• Converted garage
• En-suite bath

Tags

• CONVERTED GARAGE
• SPACIOUS KITCHEN
• OPEN-CONCEPT LAYOUT
• GENEROUSLY SIZED BEDROOM
• LARGE WALK-IN CLOSET
• EN-SUITE BATH

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story existing home; Composite siding; Poured foundation; City street frontage
• Construction: Composite siding construction
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot with 75x150 dimensions

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 5 main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Solid surface counters; Convertible bedroom; Main level primary; Has basement with full walk-out access; 8 total rooms; Room types include bedroom, laundry, living room, recreation, bonus room, basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 7.7% vs local median 3.9% in Baldwinsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#199 in NY, #3,083 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: crime D+, amenities D+, commute F.
• Baldwinsville Central School District (suburban): math 47% / reading 53% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 33% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $303,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8242 Eden Ln	0.18mi	4/1.5	1,440 (-5%)	9mo	$263,000	$183	76
22 Macarthur Rd	0.40mi	4/1.5	1,460 (-3%)	6mo	$240,000	$164	71
54 Artillery Ln	0.23mi	3/1.0 (-1)	1,412 (-7%)	4mo	$200,000	$142	68
75 Brown St	0.11mi	3/1.0 (-1)	1,396 (-8%)	11mo	$280,000	$201	66
8241 Oswego Rd	0.19mi	3/1.5 (-1)	1,379 (-9%)	9mo	$85,000	$62	64
2 Battery	0.53mi	3/1.5 (-1)	1,620 (+7%)	3mo	$325,000	$201	56
153 Smokey Hollow Rd	0.64mi	3/1.5 (-1)	1,468 (-3%)	9mo	$322,000	$219	53
36 Braeside Rd	0.65mi	3/1.5 (-1)	1,592 (+5%)	11mo	$340,000	$214	47
12 Echodale Ave	0.58mi	3/2.5 (-1)	1,616 (+7%)	9mo	$330,000	$204	45
97 W Genesee St	0.50mi	4/2.0	1,711 (+13%)	12mo	$605,000	$354	42
89 Oswego St	0.65mi	3/2.0 (-1)	1,309 (-13%)	6mo	$277,000	$212	35
19 Overbrook Ln	0.58mi	3/2.5 (-1)	1,714 (+13%)	14mo	$311,600	$182	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-18,913
• Equity at exit: $32,803

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,552
• Equity at exit: $19,022

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13027

• Active inventory: 222
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,524 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$489 /mo · $5,863/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $260

Break-even live

Break-even rent $2,195

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $385	-5% $322	+0% $260	+5% $198	+10% $136
Rent	-10% $61	-5% $160	+0% $260	+5% $360	+10% $460
Rate	-1.0pp $371	-0.5pp $316	base $260	+0.5pp $203	+1.0pp $145

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$3,221	$3.03	14d	16	1.23mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   price $220,000
3. 2026-04-20
   listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,863 · $489/mo
• Projected year-2 tax: $5,863 · $489/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,290
• − Mortgage interest: −$12,323
• − Property taxes: −$5,863
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$6,400
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $3,180/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Baldwinsville Central School District
• NCES district ID: 3603870
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $65,182
• Composite: 44.22/100
• National rank: #2848
• State rank: #355 of 590 in NY

Livability — Baldwinsville

• Score: 77/100
• State rank: #199
• US rank: #3083

Category grades

Amenities D+ Commute F Cost of living B+ Crime D+ Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baldwinsville, NY
• County: Onondaga County · 247,257 people
• City population: 35,088
• Metro: Syracuse, NY
• Population (ZIP): 35,088
• Household income: $91,797
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1057.0

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 5% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.01%
• Current HPI: 321.8247
• Rent YoY: —
• Metro: Syracuse, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-2.2% since first listed

3 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-04-28 Price Changed $220,000 CNYIS
• 2026-04-20 Listed $225,000 CNYIS

Property tax history

+3.4%/yr

Latest (2025): $5,863 · +2.1% YoY. Source: county tax records.